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San Dimas sits in the eastern San Gabriel Valley where home prices run higher than inland alternatives but stay below coastal LA. VA loans eliminate the 20% down requirement that blocks most conventional buyers in this price range.
Most San Dimas housing stock is single-family homes built between 1970-2000, which align well with VA appraisal standards. The lack of condos actually works in VA borrowers' favor since VA condo approval adds extra steps.
VA Loans in San Dimas
You need a Certificate of Eligibility from the VA showing qualifying service. Most lenders want 580+ credit, though we place borrowers at 540 with the right lender match.
Debt-to-income ratios can stretch to 50% with strong residual income. The VA counts residual income differently than conventional underwriting, which helps families with dependents qualify for more house.
Local decision guide
Use this guide to connect va loans eligibility, lender expectations, and local market factors before comparing payment options in San Dimas.
San Dimas sits in the eastern San Gabriel Valley where home prices run higher than inland alternatives but stay below coastal LA. VA loans eliminate the 20% down requirement that blocks most conventional buyers in this price range.
Most San Dimas housing stock is single-family homes built between 1970-2000, which align well with VA appraisal standards. The lack of condos actually works in VA borrowers' favor since VA condo approval adds extra steps.
You need a Certificate of Eligibility from the VA showing qualifying service. Most lenders want 580+ credit, though we place borrowers at 540 with the right lender match.
About 30% of our wholesale lenders handle VA loans, but quality varies wildly. Some banks still use outdated appraisal requirements that kill deals on minor property issues.
We route VA borrowers to lenders who understand the difference between required repairs and appraisal nitpicking. The right lender closes a San Dimas VA loan in 21 days. The wrong one stretches it to 45 and adds stress.
First-time VA buyers often waste their zero-down benefit on cheaper markets when they could afford San Dimas. Banks won't tell you this, but locking a good rate before COE arrives usually works if we time it right.
Watch the funding fee. It ranges from 1.4% to 3.6% based on service type and down payment. Most borrowers roll it into the loan, but paying it upfront saves you interest over 30 years.
FHA loans require 3.5% down plus monthly mortgage insurance that never drops off. A $700,000 San Dimas home means $24,500 down plus $350/month in MI with FHA versus zero down and cheaper MI with VA.
Conventional loans need 5-20% down for competitive rates. On that same $700k house, you'd need $35,000 to $140,000 saved. VA loan or not, most veterans should at least compare the math.
San Dimas homes near the 210 freeway and Bonelli Park attract veteran buyers commuting to Ontario, Pomona, or downtown LA. Most properties appraise clean since the housing is newer than older LA neighborhoods.
San Dimas falls under LA County VA loan limits, so you can borrow up to $1,249,125 with zero down. Go above that and you need 25% down on the difference, which defeats the VA advantage for most buyers.
Only if the complex has VA approval. Most San Dimas inventory is single-family, which simplifies this issue since houses don't need HOA approval.
Most lenders want 580 minimum. We work with lenders who approve 540+ credit if your income and residual income numbers work.
Yes, especially now. VA appraisals have loosened up, and most sellers know zero-down doesn't mean risky buyer in this market.
Yes. You can reuse it after selling or refinancing out of a previous VA loan, or use remaining entitlement for a second property.
First-time users pay 2.3% with zero down, 1.65% with 5% down. Subsequent use jumps to 3.6% with zero down. Disabled veterans pay nothing.